1.General Notes

This ADU is 1000 sqft and has three bedrooms, two bathrooms, a laundry and a storage room. The power is provided by a 225A main panel, according to NEC 80% margin the maximum total consumption is 200A, and each 60/40/30/20/15A circuit has maximum load of 50/32/16/12A. ADU has a EV chrage with its circuit is shared by second charger at the west wall of garage, Tesla universal charger is recommend so when two EV charges are used at the same time, the 50A load current can be automatically shared by the two vehicles.

1.1 Important notice

a. Additional nailing to this ADU is strictly prohibbitted due to embedded wire and water pipe.

b. Repair and maintenance needs to be prepared and done by professional who has read this manual.

c. Truss structure cannot be changed, drill, hang extra weight, etc.

d. Any leak shall be reported and fixed as soon as possible, usually within a day. For municipal water leak, related valves need to be shutdown as soon as possible, usualy done in minutes. Valves include: Sink stop valves, water heater valve, ADU main valve (outside entry door at its lower left), Garage water valve (at the garage south-west corner, which feed ADU), main house street valve.

e. Electric panel at the ADU north-west side at main bedroom exterial wall. There is 200A main switch, and individual breakers to switch EV charger, Cooktop, Water heater, clothes dryer and washer, and rest of the ADU electric power. See chapter 6 for details.

2.Foundation,framing,exterior

2.1 Foundation

The foundation is concrete slab rebar connected to old garage. The toilets and shower tunnels are separated with foundation and refilled with concrete later, thus allows easier remove incase needed. 

2.2 Framing

Framing is based on 2x4 lumbers, bottom is pressure trreated lumber with sill foam pad, roof framing is 2x4 truss with enhanced bracing. Framing has anchor bolts, hold down and brackets to connect foudnation, framing and truss.

2.3 Exterior wall

Exterial walls has Dupont Tyvek homewrap with HZ10 8.25" wide hardi fiber concrete board, nailed with 2" galvanised nails. Yet, renailing shall be very careful due to embedded wires and 1-3/4" nails are recommended.

3.Roof, gutter and soffit,facial

3.1 Roof

Roofing uses two layers of synthtic undelayment, and 35 years shingles(due 2060), cricket area uses three layers hot-mopped singles.

3.2 Soffit

Soffit uses 3/8" plywood to reduce cost, with slotted vent area covered by 20mesh stainless screens. The screens also added to ridge and garage connected area to protect bugs from entering ADU, they are stapled then gaulked onto wood.

3.3 Facial

Facial has no trim board, but are aluminum foils hopefully they last longer. 

4.Insulation, interior wall and ceiling

4.1 Insulation

Insualation are at least wall R15 and ceiling R30, existing code is R13 and R30. Due to wiring on attic, ceiling insualtion might be R13 layer along with truss, then R19 cross layered.

4.2 Interior wall

Interior walls are all 1/2" thick, bathroom and sink back are likely to be moisture resistant, and tub/shower walls are FIBEROCK Brand AquaSmart 3-ft x 5-ft x 1/2-in Waterproof Gypsum Backer Board.

Drywall screws shall be 1-1/4" long to reduce protencial touch of inwall water pipe and wires, additional nailing is strictly prohibited.

5.Floor, doors and windows

5.1 Floor

SPC(Stone Plastic Composite) floor is waterproof and adopted throughput the ADU, including bathroom.

5.2 Windows and Doors

Double pane Milguad V300 seriies vinyl windows are used, one 3x1, one 2x3, and five 4x4(slight less due to framing shaoe) feet.

Entry dooe is 3680, main bathroom door is 2880, the rest swing doors are 3080. Pocket door is 3080 for storage room, other doors are bihold customized yet usually of 30" width. 

6.water,electric,HVAC,HT

6.1 Water

Water comes from main house, undergroudn to garage then to ADU, with separate water meter. The meter is Sensus Iperl 3/4" Water Meter I2X5GLXX, which is powered by a lithium battery due 2040.

ADU uses small low boy electric water heater sit in laundry room floor, with Honeywell AM-1 thermo static mixing valve for constant hot temperature set at 120°F, user can raise up water heater's temperature upto 140°F to get more hot water if needed.

ADU also has a water circultation pump with automatic thermo valve under second bath sink. When water there is cold, the valve will open and programmed pump can pump it back to water heater entry. If programmed properly user can get instant hot water when they open faucet in the morning or schedule time periods.

ADU also has grey water manual valves which are at north exterior wall side. By default the tub and shower waters are directed to west and east yard of the ADU for irrigation purpose, yet they can be redicted to sewer. User needs to keep an eye on grey water output to get rid off possible clogs and flood issue.

Sewer service ports are at the west wide feet away from ADU, and at the north sides. The main service port is at the western side which goes a few feet then turn to west to merge city sewer well.

ADU hot/cold water has two manifold set at each bathroom, both are 1 to 4. The first set feeds laundry, main bath and kitchen, the second feed second bath room. PEX-B pipes are used, main 3/4 pipes are put on the ceiling, note part of cold pipe has red color as I run out blue one, but they can are color taped.

Both tub/shower uses surface mount faucet made in China, so user no need break wall to repalce faucet. There are possible thread differnce in faucet and water circulation fittings.

Except for the US that mostly uses NPT, China, Japan, and Europe use BSPT=PT=ZG tapered threads that are self-sealing, or BSPP=G straight threads that need gasket/washer, unless otherwise specified. NPT is 60° and rest are 55°. Experience shows that a 2-inch BSPT male thread can be screwed into an NPT female thread about halfway, but an NPT male thread can only be screwed into a PT thread a little more than one turn. Re-thread might be done during ADU construction.

6.3 Electric

The electric main panel is 225A listed and maximum load allowed is 200A, Its breaks are: 60A for EV charger, 40A for cook top, 20A/240V for oven, 30A each for water heater and cloth dryer, 20A/240V for heatpump condenser, and rest 20A for other rooms, exceptions that 90w water circular pump might be 240V or 120V.

A single 15A circuit is for all fire alarms, ligthing of bed/great/storage rooms,  second bathroom light/fan and light above the double bath sinks. The main bath light/fan shares 20A outlet in the main bathroom. Each Bathroom has single 20A outlet for sink and toilet, and doesn't shared with other rooms.

Per current code, bath rooms has GFCI, and bedroom/kitchen/laundry/storage room have AFCI+GFCI. Three AFCI are shared in kitchen, two AFCI are shared by the great room south walls and storage room, one AFCI+GFCI is under main bedroom desk and are shared by south-western exterial outlet, another is shared by second and third  rooms and south-eastern exterior outlet.

6.4 HVAC(Heating,Ventilation and Air condition)

HVAC uses Midea manufactured 2 ton heatpump, it may be Mr.Cool or other brand name. A quick connect hose set (3/4 and 3/8 diameter) 25' long is used as manufacturer allows warranty for its use (or else professional installation is needed). HVAC vent on attic has four distributed boxes: one at the top of indoor blower for main bed/bath and hall way, second and third for great room, fourth for rest bath and bed rooms. 

HVAC main trunk box has pull handle at ecah side, it can be raised up by extra 2x4lumbers to ease indoor blower replacement. The return port is at the great room, don't block it. The air filter is 16x20x1 at the bottom of the indoor blower, may also be at the return port.

6.5 HT(Home theatre)

We recommend to use Bose series 10 II system speakers, it consists of woofer amplifier/speak box and five twin-speakers. Five ceiling hangers and speak wires/outlet are pre-installed in the great room. User needs to add an A/V receiver and connect its five audio outputs to Bose amplifer and set the receiver to have five full band speakers, Bose amplifier will merge these five channel output to drive its woofer and five surround speakers, Bose acts like a bridge here.

7.